HomeMy Public PortalAboutOrdinance 17-1022 Amending TCMC Pertaining to Accessory Dwelling Units and Amending TCMC to make Administrative ChangesWHEREAS, The City of Temple City ("City") has adopted a General Plan to ensure a well-
planned and safe community; and
WHEREAS, Protection of public health, safety, and welfare is fully articulated in the
General Plan; and
WHEREAS, State law requires that the City's zoning ordinance, found at Title 9, Chapter 1
of the Temple City Municipal Code ("TCMC"), conform with the General Plan's goals and policies;
and
WHEREAS, it is necessary from time to time to update the zoning ordinance to bring it into
conformity with State law and to address public health, safety, and welfare concerns that have
arisen since the last update of the ordinance; and
' WHEREAS, Assembly Bill 2299 and Senate Bill 1069 amended California Government
Code Sections 65852.1 and 65852.2 pertaining to accessory dwelling units and authorizes local
agencies to adopt an ordinance that complies with the new standards; and
WHEREAS, the City currently regulates adult-oriented businesses and this Ordinance
further makes administrative and non -substantive changes to certain adult-oriented business
provisions solely for the purpose of reorganizing the TCMC; and
WHEREAS, On April 18, 2017 and June 20, 2017, the City Council held noticed public
hearings and on June 20, 2017, introduced for first reading by title only Ordinance No. 17-1022,
amending Title 9, Chapter 1 of the Temple City Municipal Code Pertaining to the Regulation of
Accessory Dwelling Units; waived further reading; and scheduled a second reading and adoption
of the ordinance for July 5, 2017.
THE CIN COUNCIL OF THE CITY OF TEMPLE CITY HEREBY ORDAINS AS
FOLLOWS:
SECTION 1: The definition of "SECOND UNIT' in Section 9-1A-9 of the TCMC is hereby
amended to read as follows, and the definition is relocated within the section to maintain
alphabetical order.
S€COND I-INIT Accessory Dwelling Unit: An attanhed or clptanhAd residential dwelling unit that
may be attached to the main dwelling. located within the livina area of the main dwellina. or
' detached from the main dwelling, which provides complete independent living facilities for one
or more persons. It shah must include permanent provisions for living, sleeping, eating, cooking
and sanitation, and be located on the same parcel as a single-family dwelling.
ORDINANCE NO. 17-1022
'
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
TEMPLE CITY, CALIFORNIA, AMENDING TITLE 9, CHAPTER 1
OF THE TEMPLE CITY MUNICIPAL CODE PERTAINING TO
THE REGULATION OF ACCESSORY DWELLING UNITS AND
AMENDING TITLES 5 AND 9 OF THE TEMPLE CITY
MUNICIPAL CODE TO MAKE ADMINISTRATIVE CHANGES
WHEREAS, The City of Temple City ("City") has adopted a General Plan to ensure a well-
planned and safe community; and
WHEREAS, Protection of public health, safety, and welfare is fully articulated in the
General Plan; and
WHEREAS, State law requires that the City's zoning ordinance, found at Title 9, Chapter 1
of the Temple City Municipal Code ("TCMC"), conform with the General Plan's goals and policies;
and
WHEREAS, it is necessary from time to time to update the zoning ordinance to bring it into
conformity with State law and to address public health, safety, and welfare concerns that have
arisen since the last update of the ordinance; and
' WHEREAS, Assembly Bill 2299 and Senate Bill 1069 amended California Government
Code Sections 65852.1 and 65852.2 pertaining to accessory dwelling units and authorizes local
agencies to adopt an ordinance that complies with the new standards; and
WHEREAS, the City currently regulates adult-oriented businesses and this Ordinance
further makes administrative and non -substantive changes to certain adult-oriented business
provisions solely for the purpose of reorganizing the TCMC; and
WHEREAS, On April 18, 2017 and June 20, 2017, the City Council held noticed public
hearings and on June 20, 2017, introduced for first reading by title only Ordinance No. 17-1022,
amending Title 9, Chapter 1 of the Temple City Municipal Code Pertaining to the Regulation of
Accessory Dwelling Units; waived further reading; and scheduled a second reading and adoption
of the ordinance for July 5, 2017.
THE CIN COUNCIL OF THE CITY OF TEMPLE CITY HEREBY ORDAINS AS
FOLLOWS:
SECTION 1: The definition of "SECOND UNIT' in Section 9-1A-9 of the TCMC is hereby
amended to read as follows, and the definition is relocated within the section to maintain
alphabetical order.
S€COND I-INIT Accessory Dwelling Unit: An attanhed or clptanhAd residential dwelling unit that
may be attached to the main dwelling. located within the livina area of the main dwellina. or
' detached from the main dwelling, which provides complete independent living facilities for one
or more persons. It shah must include permanent provisions for living, sleeping, eating, cooking
and sanitation, and be located on the same parcel as a single-family dwelling.
Ordinance No. 17-1022
Page 2 of 5
SECTION 2: The definition of "GUESTHOUSE" in Section 9-1A-9 of the TCMC is hereby deleted I in its entirety.
SECTION 3: Section 9-1 E -1.B of the TCMC (Minor Site Plan Review) is hereby amended to read
as follows:
1. New two-story single-family residences or additions above the first story to a single-family
residence that are not part of an accessory dwelling unit:
SECTION 4: Section 9-1E-7.0 of the TCMC (Zoning Clearance) is hereby amended to read as
follows:
C. Applicability: Zoning clearances are not considered discretionary for purposes of the
California Environmental Quality Act (CEQA). A zoning clearance shall be required at the time
of department review of any building, grading or other construction permit, or other authorization
required by this zoning code for the proposed use. The following construction is subject to a
zoning clearance:
1. All single -story, new, single-family residences;
2. Single -story additions to single-family residences;
3. Single -story accessory structures;
4. Accessory dwelling units including second story units:
5. 4. All fences and walls;
6. 5 All pools, spas, and their related equipment;
7. 6—All residential patio covers; '
8. 7- Any proposed demolition, where new construction is not proposed;
9. 6. All commercial, industrial, mixed use, and institutional tenant improvements, provided no
exterior changes are proposed;
10.9 Any other construction that requires a building permit but does not require a major or minor
site plan review.
SECTION 5: Section 9-117-10. of the TCMC (Conditional Use Permit) is hereby amended to
exempt accessory dwelling units from requiring a conditional use permit. The remaining items in
the list are not amended.
A. Any detached accessory building, except for an accessory dwelling unit, over five hundred
(500) square feet in size. or whenever there mare than five h, ndFed (500) square feet af61
aGGe6seFy buildiRg spaG9 on a let, whether nAe building eF multiple buildinga'.
SECTION 6: Section 9-1J-2 of the TCMC (Parking Spaces Required) applicable to "Second Unit'
and "Guesthouse" uses are hereby amended to read in part as follows. The remaining rows of the
table are not amended.
9-1J-2: PARKING SPACES REQUIRED:
The off street parking spaces required for each use permitted by this chapter, shall be not less
than the following, provided that in no case shall there be less than three (3) spaces per
commercial or manufacturing unit and further provided that any fractional parking space shall be
computed as a whole: I
Ordinance No. 17-1022
Page 3 of 5
Use
Number of Off Street Parking Spaces Required
Accessory Dwelling Unit
Secend-gait
6uesthease
7
. See Section 9-1T-10.
2 parking spaGe , eaGh of whiGh shall be on a gaFage. Said
parking may be 'A tandem.
SECTION 7: Section 9-11VI-10.6 (Zone R-1 Permitted Uses) of the TCMC is hereby amended to
add the following as an accessory use:
Accessory Dwelling Units subject to the requirements of Section 9-1T-10.
SECTION 8: Section 9 -1M -11.B (Zone R-1 Limitations of Uses) of the TCMC is hereby amended
to read as follows:
Accessory Structures: Accessory structures must be limited to one per lot, including accessory
dwelling units, pool houses, workshops, shed, and the like, but not including required garages. On
lots improved with a main dwelling that is greater than or equal to 1.280 square feet, the maximum
area for accessory structures on a lot — excluding required parking — must not exceed 1,800 square
' feet or 50 percent of the living area of the main dwelling, whichever is smaller. On lots improved
with a main dwelling that is less than 1,280 square feet, the maximum area for all accessory
structures on a lot — excluding required parking — must not exceed 640 square feet.
SECTION 9: Section 9 -1M -20.A (Zone R-2 Permitted Uses) of the TCMC is hereby replaced to
read as follows.
3. Accessory dwelling units are permitted as set forth in Section 9-1T-10.
SECTION 10: Section 9-1M-30.A.2.c (Zone R-3 Permitted Uses) of the TCMC is amended as
follows:
c. Accessory dwelling units are permitted as set forth in Section 9-1T-10 of this article.
SECTION 11: A new Section 10, entitled Accessory Dwelling Units, is hereby added to Title 9,
Chapter 1, Article T of the TCMC, as set forth in Exhibit "A" to this ordinance, which is incorporated
herein by reference.
SECTION 12: Section 9-1T-3 of the TCMC is hereby re -numbered to read as follows:
• Subsections A through R under Section 9-1 T-3 shall be made subsections of a new section
9 -1T -3.A (Findings) and shall be relabeled as subsections 1 through 18.
• Existing section 9-1T-3.1 shall become 9 -1T -3.B
' • Existing section 9-1T-3.2 shall become 9-1T-3.0
• Existing section 9-1T-3.3 shall become 9 -1T -3.D
• Existing section 9-1T-3.4 shall become 9 -1T -3.E
• Existing section 9-1T-3.5 shall become 9 -1T -3.F
Ordinance No. 17-1022
Page 4 of 5
All subsections under 9-1T-3 shall be relabeled appropriately — existing letters A through Z
shall become 1 through 26; 1 through 26 shall become a through z.
SECTION 13: Sections 9-1T-3.6 through 9-1T-3.29 inclusive are hereby relocated to Title 5,
Chapter 2. A new Article F is hereby added to Title 5, Chapter 2. All subsections under 5-21F shall
be relabeled appropriately — existing letters A through Z shall become 1 through 26; 1 through 25
shall become a through z; a through z shall become i through x.
SECTION 14: Projects that have been submitted, but not deemed complete, prior to the effective
of this Ordinance shall comply with the provisions of this Ordinance. This Ordinance does not
apply to projects deemed complete prior to the effective date of this Ordinance.
SECTION 15: The City Council hereby declares that, should any provision, section, subsection,
paragraph, sentence, clause, phrase, or word of this Ordinance or any part thereof, be rendered or
declared invalid or unconstitutional by any final court action in a court of competent jurisdiction or
by reason of any preemptive legislation, such decision or action shall not affect the validity of the
remaining section or portions of the Ordinance or part thereof. The City Council hereby declares
that it would have independently adopted the remaining provisions, sections, subsections,
paragraphs, sentences, clauses, phrases, or words of this Ordinance irrespective of the fact that
any one or more provisions, sections, subsections, paragraphs, sentences, clauses, phrases, or
words may be declared invalid or unconstitutional.
SECTION 16: The City Council finds that this Ordinance is not subject to environmental review
under the California Environmental Quality Act ("CEQA") pursuant to CEQA Guidelines Section
15305 pertaining to minor alterations to land use limitations and Section 15061(b)(3) because it
can be seen with certainty that the Ordinance has no possibility of a significant effect on the
environment.
SECTION 17: The City Clerk shall certify to the passage and adoption of this Ordinance and to its
approval by the Mayor and shall cause the same to be published according to law.
PASSED, APPROVED, AND ADOPTED this 5"' day of July, 2017.
ATTEST:
P
Peggy Kuo, City Clerk
APPROVED AS T FO
Eric S. Vail, City Attrney
Ordinance No. 17-1022
Page 5 of 5
I, Peggy Kuo, City Clerk of the City of Temple City, hereby certify that the foregoing Ordinance No.
17-1022 was introduced at the regular meeting of the City Council of the City of Temple City held
on the 20'" day of June, 2017, and was duly passed, approved and adopted by said Council at the
regular meeting held on 5h day of July, 2017 by the following vote:
AYES:
Councilmember—Chavez, Fish, Yu, Man, Sternquist
NOES:
Councilmember — None
ABSENT:
Councilmember — None
ABSTAIN:
Councilmember — None
1&1'4�
— L�_O� Peggy Kuo, City Clerk
EXHIBIT A
A new Section 10 is hereby added to Article T of Chapter 1 of Title 9 of the Temple City
Municipal Code, to read as follows: I
TITLE 9. ZONING REGULATIONS
CHAPTER 1. ZONING CODE
ARTICLE T. SPECIAL USES
SECTION 10. ACCESSORY DWELLING UNITS
A. Applicability: Accessory dwelling units will be permitted in all residential zones subject to the
requirements of this Section.
B. Development Standards:
1. Any accessory dwelling unit, whether attached, detached, or located within an existing
dwelling is calculated toward the maximum permitted floor area ratio and lot coverage.
Construction must be in full compliance with all applicable zoning criteria found in Article
M (Residential Districts), except as modified by this Section.
2. The lot on which the accessory dwelling unit is located must be improved with one ,
single-family dwelling. An accessory dwelling unit is not allowed on lots with more than
one single family dwelling, multifamily dwellings, an existing accessory dwelling unit, or
other nonconforming uses.
3. The single-family dwelling will be owner occupied.
4. The accessory dwelling unit may not be sold separately from the single-family dwelling,
but may be rented for periods of not less than 30 days.
5. An accessory dwelling unit may be detached, attached, or located within the living area
of the main dwelling or another accessory structure.
a. If the accessory dwelling unit is detached, it must comply with the size limitations for
accessory structures in Section 9-1M-11 and must not exceed 1,200 square feet and
must be single -story. The maximum height of the structure must not exceed 18 feet,
measured from the natural grade to the highest roof ridge or parapet. The height of
the top plate must not exceed nine feet.
b. If the accessory dwelling unit is attached or located within the main dwelling, it must
not exceed a size equal to 50 percent of the main dwelling, with a maximum floor
area of 1,200 square feet.
6. All accessory dwelling units must be located on the rear 50 percent of the lot. I
Ordinance No. 17-1022
Exhibit A
Page 2 of 3
I7. The minimum side yard setback for a newly constructed detached accessory dwelling
unit is five feet.
8. The minimum rear yard setback for a newly constructed detached accessory dwelling
unit is 10 feet.
9. The existing side and rear yard setback may be maintained for an existing garage or
other permitted existing accessory structure that is converted to an accessory dwelling
unit.
10. An addition to a legally non -conforming accessory structure for the purpose of creating
an accessory dwelling unit shall comply with the provisions found in Section 9-11-1-8
(Additions to Nonconforming Structures).
11. The accessory dwelling unit may share utility connections and meters with the main
dwelling, or may be separately connected and metered. Utilities must be upgraded as
deemed necessary by the Building Official to comply with the applicable codes, including
but not limited to sewer laterals, electrical service panels, and water service.
12. Accessory dwelling units are subject to park construction fees per Section 9-5-2.
' C. Parking Requirements:
1. Detached accessory dwelling units will provide one parking space per bedroom. The
following standards will apply:
a. Parking may be in tandem in a structure or on a driveway.
b. It may be located in the side and rear setback areas when a five-foot landscaped
buffer is provided between the nearest property line and the parking area.
c. The required parking for a detached accessory dwelling unit must be independent
from required parking for the existing main dwelling and must not block access to the
required parking for the main dwelling.
2. Accessory dwelling units attached to, or located within the main dwelling, or an
accessory structure legally constructed prior to the adoption of this code do not require
parking.
3. When a garage or carport is converted or demolished in conjunction with the
construction of an accessory dwelling unit, the replacement spaces may be located in
any configuration on the same lot, including, but not limited to, as covered spaces,
uncovered spaces, or tandem spaces, or by the use of mechanical automobile parking
lifts.
I4. No parking is required for a detached or attached accessory dwelling unit in any of the
following circumstances:
Ordinance No. 17-1022
Exhibit A
Page 3 of 3
a. The accessory dwelling unit is located within one-half mile of a park and ride facility or '
a bus stop, which operates regularly with headways of fifteen minutes or less.
b. The accessory dwelling unit is located within a designated historic district.
c. When on -street parking permits are required but not offered to the occupant of the
accessory dwelling unit.
d. When there is a car share vehicle hub or pick-up location located within one block of
the accessory dwelling unit.
D. Design Standards: The following design standards will apply to all accessory dwelling units:
The doors to all accessory dwelling units must not be visible from the public right-of-way.
If the accessory dwelling unit is located on the second floor of the main dwelling, the
stairs leading to the unit must be located on the interior of the structure.
2. All attached and detached accessory dwelling units must have 15 -gallon hedges planted
5 feet on center along the side and rear property lines nearest the structure. This is not
required for the conversion of an existing structure to an ADU if the setbacks are less
than five feet.
3. An attached and detached accessory dwelling units must have a view obscuring six-foot
high wall or fence in good repair along the side and rear property lines nearest the '
accessory dwelling units.
4. There must be a minimum of 400 square feet of open space for the accessory dwelling
unit with dimensions of no less than 10 feet. The open space will be accessible to the
accessory dwelling unit. Features such as landscape and hardscape materials, swales,
mounds, and garden walls will be used to create open space that is distinct from other
areas and uses on the lot.
5. There must be a minimum building separation of ten feet (measured eave to eave) from
any other buildings on the lot and a five-foot distance from pools, spas, or the like.
6. All accessory dwelling units must be consistent with the architectural style of the main
dwelling including but not limited to the roof pitch, articulation, window size, proportion of
window units to wall size, direction of opening, muntin pattern, exterior building
materials, lighting fixtures, garage door design, and paint colors.